Real Estate Investing in Eugene, Oregon (97405)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 97405 (Eugene, OR)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Eugene, OR (97405)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 97405 Eugene
The 97405 ZIP in Eugene, OR is a local-operator market. Outside capital chasing a $541K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 97405 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
On balance, 97405 offers a low basis, the region around Eugene has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Meanwhile, 46,870 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 97405 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Eugene:
Property Strategy for 97405
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $337,689 | $1,380 | 2.9% | +5.4% | $337,689 |
| 2BR | $388,456 | $1,810 | 3.4% | +6.1% | $194,228 |
| 3BR | $506,880 | $2,520 | 3.6% | +6.0% | $168,960 |
| 4BR | $612,513 | $3,040 | 3.6% | +6.2% | $153,128 |
| 5BR | $707,939 | — | — | +6.2% | $141,588 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 97405 Compare?
| Metric | 97405 | Eugene | Eugene-Springfield, OR | Oregon |
|---|---|---|---|---|
| Home Value | $540,579 | $525,874 | N/A | $493,884 |
| 5-Year CAGR | 3.3% | 3.1% | N/A | 4.9% |
| Avg Rent | $2,201 | $1,886 | N/A | - |
| Cap Rate | 3.2% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 97405 (Eugene, OR). Anonymous, moderated, never written by AI.
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Property managers serving Lane County
Manage rentals here? List your business →Preferred Northwest Property Management offers comprehensive property management services to make managing properties easy, effortless, and affordable. summary from their website
Trio Property Management Inc. provides property management services in Eugene, Springfield, Veneta, Coburg, Junction City, Creswell, and Elmira, helping owners protect rentals and increase returns. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $540,579 |
| Monthly Rent | $2,201 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +3.3% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | +12.2% ▲ |
| 3-Year CAGR | +7.2% ▲ |
| 5-Year CAGR | +7.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 97405
Population: 46,870
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 97405
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 5,790 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Eugene, OR?
Eugene, OR median home values land near $541K. That is reasonable territory for investors looking at $2,201/mo-per-month rentals.
Is the tenant base reliable in Eugene, OR?
Tenant demand in Eugene, OR is solid. The local workforce $2,201/mo rents across most rental classes.
Is Eugene, OR a friendly market for rental owners?
For rental operators, Eugene, OR rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Is Eugene, OR good for house hacking?
The house hack math a challenging in Eugene, OR. Owner-occupant buyers benefit from the $2,201/mo rents and $541K home values.
Are there empty rentals in Eugene, OR?
Vacancy in Eugene, OR is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,201/mo.
You know 97405 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 97405 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 97405 ranks in Eugene-Springfield, OR
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